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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Grocery and convenience stores
1790 Wls Ave Reno, NV 89502-3307
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US62-0489277
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1966
Construction
METAL FRAME
Total area
1,272 SF
Lot
0.34 ac (14,784 SF)
Zoning code
GC
APN
013-451-15
UPID
US62-0489277
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$810k
Owner & transaction history
Masm LLC · 6 yrs held
Masm LLC
since 2020
Last sale
$800,000
6 recorded transactions
Zoning & alternative use
GC · Reno, NV
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$835,000
+63.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Reno submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reno submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,005,000
ML approach
$1,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$510,000
Current use
COMMERCIAL (GENERAL)
$835,000
Change: +63% · Conversion: Easy
Blend value · Realmo final
$810k
Range $729k – $891k · ±10% · vs last sale $800k (Jul 14 2020)
Last sale anchor
$800k
Jul 14 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$637 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$4,057
Tax year 2023
Assessed value
$135,538
Assessed 2023
Previous assessed
$112,579
+20.4% YoY
Effective rate
2.99%
On assessed value
Assessed land
$93,398
Assessed improvement
$42,140
Land market value
$266,851
Improvement market value
$120,400
Total market value
$387,251
Applied tax rate
1,000.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1966
Construction
METAL FRAME
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
1,272 SF
Lot
0.34 ac (14,784 SF)
Zoning code
GC
APN
013-451-15
UPID
US62-0489277
Jurisdiction
WASHOE
Zoning & alternative use
GC · Reno, NV
Zoning GC · permitted uses
GC · Reno, NV
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reno. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$510,000
COMMERCIAL (GENERAL)
Est. value
$835,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1966
Construction
METAL FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Masm LLC
Entity
Mailing address
1790 S WLS AVE, RENO, NV 89502-3307
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2022
—
Masm LLC
—
Deed
related
$339,000 · Nevada State Development Corporation
Oct 12, 2022
—
Masm LLC
—
Deed
related
$327,555 · United FCU
Jul 14, 2020
$800,000
Masm LLC
Downtown Holdings LLC
Grant Deed
$750,000 · Vivek & Ritu Bhatia
Apr 2, 2007
$450,000
Downtown Holdings LLC
Kuroczka,jerzy G
Grant Deed
$300,000 · Jerzy G Kuroczka
Dec 22, 2003
$50,000
Jerzy G Kuroczka
Betka,adeline D
Grant Deed
$13,303 · John W & Diane A Hawkins
Sep 2, 1993
$79,000
Louise C Filipelli
Joseph N Filipel
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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